This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 54 m², built in 1968, energy rating E. Located on rua João das Regras, 9, Odivelas parish, Odivelas municipality, Lisbon district. Noteworthy Features: Positioned near Naide Gomes Sports Park, this apartment offers a blend of modern amenities and a community-focused environment that promotes an active lifestyle for residents.
The valuation. The asking price of €269,700 is significantly above the fair value of €172,005, making this property overpriced by €97,695 (36.2%). This discrepancy suggests that potential buyers should approach with caution. Buy-to-flip angle. A buy-to-flip strategy could involve sourcing renovations to enhance the property’s appeal, but current valuations indicate that potential profits may be limited. It may be challenging to achieve desired margins in this overpriced environment. Buy-to-let angle. The estimated rental income of €854 per month yields approximately 3.8%, which aligns with a long-term rental strategy. However, the high asking price limits the attractiveness of this investment for cash flow optimization.
Fair value modelled at €172,005 from the area baseline, adjusted for condition and location. Asking €269,700 sits €97,695 (36.2%) above — overpriced versus fair value.
Asking €269,700 versus the rua João das Regras, 9 area baseline of €155,952 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 78 · Amenities 65 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua João das Regras, 9
Area baseline €155,952 + condition +€2,953 + location +€13,100 = modelled fair value of €172,005 (€3,185/m²), a €97,695 (36.2%) gap versus the €269,700 asking price.
Long-term rental The 2-bed apartment in Odivelas presents a gross yield of 3.8%, indicating limited cash flow potential compared to other options in the market. Given the property’s significant gap of 36.2% above fair value, the returns may not justify the investment risk associated with its overpriced status. Family rental While Odivelas is a family-friendly suburban area within Greater Lisbon, the apartment's condition and neighborhood ratings suggest it may not appeal broadly to family renters seeking quality. The current listing price, being 36.2% above fair value, underscores the challenge of attracting families willing to pay a premium for this property. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy may yield disappointing long-term capital appreciation, as evidenced by its fair value estimate significantly lower than the listing price. Additionally, with a market yield of only 3.8% and a substantial overvaluation of 36.2%, the potential for capital growth remains unconvinced as favorable for this strategy.
Economic Vulnerability The property faces a risk due to its economic stability score of 75, which, while decent, indicates potential susceptibility to economic downturns that could affect tenant retention and rental income.
